Roof replacement cost.
What a new roof really costs, itemized by material and size, in about 30 seconds. No national-average hand-waving.
Roof replacement cost by material
| Asphalt shingle (3-tab / basic) | $6,000 – $9,500 |
| Architectural shingle (most popular) | $8,000 – $13,500 |
| Standing-seam metal | $16,000 – $30,000 |
| Clay or concrete tile | $16,000 – $34,000 |
| Flat roof (TPO / EPDM membrane) | $7,000 – $14,000 |
Typical installed range for a 1,800 sq ft roof, one layer tear-off. Adjust the estimator for your own roof.
Roof cost by type
Roofers price in squares, not square feet
One roofing square is 100 square feet of roof surface. Nearly every material and labor line in a roofing bid is quoted per square, so that is the unit to compare bids on. The catch: your roof area is not your floor area. A steeper pitch means more surface over the same footprint, which is why a 2,000 square foot house can carry 2,400 square feet of roof. Installed pricing lands near $450–$800 per square for asphalt and $800–$1,400 per square for metal.
What actually moves the price
Tear-off, and how many layers are under there
Removing and disposing of the old roof runs about $0.39–$0.53 per square foot for asphalt but $1.45–$1.97 for tile, which weighs far more and cannot be walked on during removal. Total removal commonly lands between $665 and $3,343. Older homes frequently hide a second shingle layer that nobody priced.
Complexity, measured in valleys and penetrations
A simple gable roof is fast. Every valley, dormer, skylight, and chimney adds cut-in flashing work and material waste. Two roofs of identical area can differ by thousands on labor alone because one has six penetrations and the other has one.
Decking you cannot see until the roof is off
Deteriorated sheathing only becomes visible after tear-off. Reputable bids carry a per-sheet allowance for replacement rather than discovering it mid-job and issuing a change order. Ask what that per-sheet rate is before work starts.
Pitch and access
Anything above roughly 6:12 requires additional fall protection and slows a crew down. Multi-story homes, tight side yards, and landscaping the crew has to protect all extend the job.
What a complete quote names out loud
- Tear-off depth: how many existing layers are included, and the rate for a surprise second layer
- Decking replacement: the per-sheet rate and how many sheets are carried in the base price
- Underlayment grade, plus ice-and-water shield coverage at eaves and valleys
- Flashing: replaced new, or reused (reused flashing is the most common quiet omission)
- Ventilation: ridge and soffit vent work, which affects both roof lifespan and attic temperature
- Permit, disposal, and final cleanup including nail sweep
The one to watch: A bid priced off your home's floor area rather than measured roof area. Pitch and overhang mean the two are never the same number, and the gap is always in the contractor's favor once change orders start.
Roof replacement cost: FAQ
How much does a roof replacement cost?
Most US homeowners land between $9,000 and $20,000 for a roughly 2,000 square foot roof in architectural asphalt, with premium materials pushing well past $30,000. The estimator above prices your specific material, size, and local labor rather than handing you a national midpoint.
What is a roofing square?
A roofing square is 100 square feet of roof area. It is the standard unit contractors use for both material and labor, so comparing bids per square is more reliable than comparing totals, which can hide different scopes.
Will insurance pay for my roof replacement?
If a covered storm or hail event caused the damage, many policies pay for replacement minus your deductible. Insurance does not cover a roof that simply reached the end of its service life. A reputable roofer will document storm damage before you pay out of pocket.
Should I get a roof-over instead of a tear-off?
Laying new shingles over old skips tear-off cost, but it hides decking problems, adds weight, shortens the new roof's life, and is capped at two total layers by most codes. It is a short-term saving that usually gets paid back at the next replacement.
How long does a roof replacement take?
A straightforward asphalt roof on a single-story home is typically one to two days. Tile, metal, steep pitches, and complex rooflines stretch that to several days, and decking repairs discovered after tear-off add time.